The Lewisham Council Housing Select Committee met to discuss the Building for Lewisham programme, antisocial behaviour, an ombudsman report, and future work programmes. The committee agreed to request clarification on the definition of delivery in the context of housing targets and expressed disappointment with the council's handling of homelessness cases.

Building for Lewisham Programme

The Housing Select Committee discussed the Building for Lewisham (BfL) Programme, an initiative to build new council homes, and agreed to note the recommendations set out in the report.

Councillor Liam Shrivastava, Leader of the Lewisham Green Group, raised concerns about the reliance on developers for phase three of the Achilles Estate regeneration, citing past проблемs with developer-led projects such as the Filigree Development. He also questioned how the council would meet its target of 800 social homes by 2026.

Nnenna Urum-Eke, Assistant Director for Housing Development, clarified that the 800 homes target refers to spades in the ground (the commencement of construction) and includes homes enabled through partnerships with housing associations¹, such as L&Q, Phoenix, and Peabody. She also stated that the strategic partner for phase three of the Achilles Estate would be subject to a 50/50 decision-making framework with the council.

Councillor Stephen Penfold, Chair, expressed concern about counting spades in the ground as delivery, suggesting it could be misleading as projects may not always be completed. The committee agreed to note the report but also to communicate to the mayor and cabinet that the term delivery should be clarified.

Councillor Pauline Dall asked about the Cascade Walk development on Algernon Road, which had been delayed. Nnenna Urum-Eke explained that the delays were due to issues with a previous contractor and statutory providers.

Councillor Shrivastava raised concerns that the Lewisham Shopping Centre development only promised 4% of its units for social rent, and that the council was failing to meet its own targets. Councillor James-J Walsh, Cabinet Member for Inclusive Regeneration and Planning, responded that the scheme had four review points where the council could claim back more social homes if the developer's profits increased.

Councillor Penfold asked about the decision to get rid of the Mayfield Hostel, which provided temporary accommodation. Nnenna Urum-Eke responded that the hostel was a single-bed bedsit and that the council was buying better temporary accommodation that met the needs of homeless families. Councillor Walsh added that building homes tackles inequality.

Councillor Dall asked about the Housing Acquisition Programme and whether there was funding in place to continue it. Nnenna Urum-Eke responded that the programme was on track to meet its target of 300 acquired properties and that future funding would depend on grant programmes from the Ministry of Housing, Communities and Local Government (MHCLG) and the Greater London Authority (GLA).

Antisocial Behaviour

The Housing Select Committee agreed to note the report on antisocial behaviour (ASB) casework, mediation, noise nuisance, and partnership working. Clare Hopkins, Head of Housing and Communities, presented the report, which provided data on ASB cases, tenant satisfaction, and ongoing improvement work.

Councillor Liz Johnston-Franklin asked about mediation for lower-level ASB cases. Clare Hopkins responded that the council did not provide face-to-face mediation but would consider shuttle mediation².

Councillor Penfold asked about the noise app used by housing residents. Clare Hopkins explained that the app allows residents to record noise on their phones, which is then analysed to determine the type, frequency, and level of noise.

Councillor Shrivastava asked about mental health support for ASB officers. Clare Hopkins responded that officers receive training on safeguarding, vulnerabilities, and reasonable adjustments, and that the council has a good relationship with the local South London and Maudsley NHS Foundation Trust (SLAM) service.

Councillor Penfold asked how ASB in Pinnacle properties and temporary accommodation is dealt with. Clare Hopkins responded that ASB in Pinnacle properties is referred to Pinnacle, while ASB in temporary accommodation is dealt with by housing officers in the temporary accommodation service.

Local Government and Social Care Ombudsman Report

The Housing Select Committee agreed to note the Local Government & Social Care Ombudsman (LG&SC) report and expressed its extreme disappointment that similar failings have arisen again after being raised by the Committee in 2023. The committee noted that the Council’s approach in this case breached the Homelessness Code of Guidance and exposed the authority to potential legal challenge, and expressed serious concern at the apparent practice of only providing interim accommodation shortly before the execution of a bailiff’s warrant. The Committee noted it would have been minded to make a formal referral to Mayor and Cabinet were Section 21 notices not due to be abolished, and that it will keep the handling of possession and homelessness cases under close review as the new legislative framework comes into force.

Fenella Beckman, Director of Housing Strategy, presented the report, which concerned the council's handling of a homelessness application after a resident, referred to as Ms X, received a Section 21 notice³.

Councillor Penfold expressed his disappointment with the report, noting that the bailiff's warrant was issued a year ago and that the council had a blanket policy of waiting a week before execution of a warrant before providing interim accommodation. He also said that he was not convinced by the attempt to blame agency staff.

Councillor Shrivastava agreed that there appeared to be a practice of not housing until the warrant was issued and that he was not convinced anything had changed. He also said that the council had consistently failed to meet its statutory obligations.

Councillor Dall asked if there was anything that could be done to give applicants more information.

Housing Ombudsman Special Investigation Report

The Housing Select Committee agreed to note the Housing Ombudsman Special Investigation report and requested that officers provide an updated report to the January meeting of the Housing Select Committee on the council’s work to comply with Awaab's Law, including progress on damp and mould cases and related repairs processes.

Carol Hinvest, Director of Resident Engagement and Services, presented the report, which outlined the findings of the Housing Ombudsman Service's special investigation into Lewisham Council's housing services.

Councillor Penfold asked about Total Mobile, which had just launched. Gillian Douglas responded that Total Mobile is an integrated repair system that goes from diagnosis to completion.

Councillor Theresa Reid asked if there had been any resident engagement in the process of determining how to strengthen the management of subcontractors. Gillian Douglas responded that complaints about specific operatives or contractors are used in contract management to feed back.

Councillor Shrivastava asked about quality assurance checks to guarantee compliance with the three-day rule for providing a written summary of investigation findings to tenants. Gillian Douglas responded that it is an issue of proportionality and that Total Mobile will help to generate summaries more quickly.

Councillor Shrivastava also asked about the negative internal culture and gossip culture within the contact centre. Gillian Douglas responded that the council is rolling out customer care training and considering commissioning third-party training.

Councillor Penfold asked if the council was certain that it could meet the target of assessing damp and mould within 24 hours, as the Ombudsman had said that it was unlikely. Gillian Douglas responded that there is triage guidance for call handlers and that the council looks at the matrix of medical conditions and vulnerabilities in the household.

Select Committee Work Programme

The Housing Select Committee agreed to update the Select Committee work programme to include a report on compliance with Awaab’s Law at the next (January) meeting and that the Major Works and Stock Condition report be deferred to the March meeting, with the March agenda (including the housing associations item) to be adjusted as necessary.

The committee discussed the work programme for the next municipal year and agreed to defer the Major Works and Stock Condition report to the March meeting and to scale back the housing associations item.